Does the flip actually work?
Purchase, rehab, carry, financing and resale in one model, with the Florida statutory lines priced exactly and a month by month holding schedule.
A flip is four numbers stacked on each other: what you pay, what the work costs, what it costs to own the house while the work happens, and what the sale gives back after commission, taxes and title. Most deals die in the third one, because carry keeps running whether or not the crew shows up. This model runs all four, prices the Florida statutory lines exactly (documentary stamps, the intangible tax, the promulgated title premium), and shows you the sale price at which your profit is precisely zero.
The deal
The whole model hangs on this one. Use closed comparables for the finished product, not a hopeful list price.
Rehab budget
Monthly holding costs
A vacant or builders-risk policy, which costs more than a homeowners policy.
Security, lawn, pool, storage.
Financing
The holdback the lender funds through draws. The rest comes out of your pocket.
Money drawn on day one costs interest from day one. Even draws cost less.
Closing costs, both ends
Settlement, search, inspections. Leave blank and it is listed as not priced rather than counted as zero.
Settlement, search, lien search, estoppel on your side of the sale.
Total brokerage compensation across both sides, set by your listing agreement.
Enter a purchase price and an after repair value to run the deal.
An estimate from your inputs, not underwriting, tax, or lending advice. The Florida statutory lines are exact; everything else is only as good as your numbers.
Saved in this browser only. Tap one to bring its inputs back.
Nothing yet. Each set of numbers you pause on is saved here.
A copy of these exact figures with the sources listed, sent privately. No drip campaign, just your summary and a way to reach us.
Enter a purchase price and an after repair value first.
What the numbers actually mean
What is the 70 percent rule?
An investor heuristic, not a law and not a lending standard: your maximum allowable offer is seventy percent of the after repair value minus the rehab budget. The thirty percent haircut is meant to absorb holding costs, selling costs, financing and profit in one round number. It is a useful first screen and a poor final answer, which is why this page runs the full model underneath it. A deal can fail the rule and still work, and it can pass the rule and still lose money if the carry runs long.
What do I actually pay in taxes when I sell the flip?
On the deed, Florida documentary stamp tax at seventy cents per $100 of the sale price under Florida Statute 201.02(1)(a), which the printed Florida Realtors and Florida Bar contract puts on the seller. In Miami-Dade the rate is sixty cents plus a forty five cent surtax, and the surtax falls away for a single-family residence or condominium unit. If you are paying the owner’s title policy, that premium comes off the promulgated schedule in rule 69O-186.003. None of that is your income tax, which is a separate conversation with your CPA and usually short-term.
Why does the draw schedule change my profit?
Because interest runs on money you have actually drawn. A lender who funds the whole rehab holdback at closing charges you interest on all of it from day one; a lender who releases it in monthly draws charges interest on roughly half of it on average. On a six month hold at eleven percent that difference is real money, and it is one of the few levers you can negotiate after the purchase price is set.
What is the break-even sale price?
The price at which your net profit is exactly zero, after commission, documentary stamps, title and your loan payoff. It is not simply your cost, because the selling costs scale with the price: commission is a percentage, doc stamps round up to the next $100, and the title premium steps through bands. This calculator solves for it numerically. The gap between your break-even and your after repair value is the only honest measure of how much room the deal has.
What is not in this model?
Income tax, which depends on your entity and holding period. Your own time. Cost overruns, which are the single most common reason a flip underperforms, so build a contingency line into the rehab budget rather than hoping. And any fee left blank, which this page lists as not priced rather than quietly treating as zero.
A calculator estimates. A broker underwrites.
Start with an instant public-records snapshot, then get a confidential valuation grounded in closed and off-market comparables, within one business day.